UPDATES IN PROPERTY REGISTRATION, AND REMEDIES

CONSEQUENT TO FRAUDULENT REGISTRATION1

Justice Oswaldo D. Agcaoili2
REGALIAN DOCTRINE
Under the Regalian doctrine, all lands of whatever classification and other natural
resources not otherwise appearing to be clearly within private ownership are presumed to
belong to the State which is the source of any assesdrted right to ownership of land.3 The
1987 Constitution, like the 1935 and 1973 Constitutions,4 embodies the principle of State
ownership of lands and all other natural resources as provided in Section 2, Art. XII, to
wit:
All lands of the public domain, waters, minerals, coal, petroleum, and
other mineral oils, all forces of potential energy, fisheries, forests or timber,
wildlife, flora and fauna and other natural resources are owned by the State.
With the exception of agricultural lands, all other natural resources shall not be
alienated.

PURPOSE OF REGISTRATION

1 Notes based on Agcaoili, Property Registration Decree and Related Laws (Land Titles and Deeds) and

Law on Natural Resources, 2011 ed., published by Rex Book Store, Inc.
2

Justice Oswaldo D. Agcaoili finished law at the University of Sto. Tomas. He obtained a degree in
Management at the Asian Institute of Management. A former Chief of Legislative and Research Section,
Bureau of Lands, he was appointed Solicitor in the Office of the Solicitor General in 1975, and Assistant
Solicitor General in 1984. In 1995, he was appointed Associate Justice of the Court of Appeals. He was
Chairman of the 13th Division upon his retirement in August 2003. Justice Agcaoili is a full-time Professor
of the Philippine Judicial Academy (PHILJA) and Professorial Lecturer of the UP Institute for the
Administration of Justice (UP-IAJ) and other MCLE providers. He is a duly accredited Appellate Court
Mediator (ACM). A delegate/participant in several international conferences, he wrote a paper entitled
Environmental Protection: The Convergence of Law and Policy which he read during the 20th Biennial
Conference on the Law of the World held in Dublin, Ireland in October 2001. Described by Chief Justice
Reynato S. Puno as isa sa mga eksperto sa mga karapatan sa lupa (one of our experts on land rights),
Justice Agcaoili is the author of three books: Property Registration Decree and Related Laws (Land Titles
and Deeds), Law on Natural Resources, and Reviewer in Property Registration and Related
Proceedings. (Tel.: 922-0232, 552-9636, 0920-9506384)
3

Secretary of the DENR v. Yap, GR No. 172775, Oct. , 2008; Arbias v. Republic, GR No. 173808, Sept.
17, 2008; Alcantara v. DENR, GR No. 161881, July 31, 2008; Buenaventura v. Republic, GR No. 166865,
March 2, 2007;Republic v. Candy Maker, Inc., GR No. 163766, June 22, 2006; Pagkatipunan v. Court of
Appeals, GR No. 129862, March 21, 2002.
4

Saad Agro-Industries, Inc. v. Republic, GR No. 152570, Sept. 27, 2006.

!2
The real purpose of the Torrens system of registration, as expressed in Legarda v.
Saleeby,5 a 1915 decision, is to quiet title to land; to put a stop forever to any question of
the legality of the title, except claims which were noted at the time of registration, in the
certificate, or which may arise subsequent thereto. the Torrens system aims to decree land
titles that shall be final, irrevocable, and indisputable,6 and to relieve the land of the
burden of known as well as unknown claims.7
However, the Torrens system does not furnish a shield for fraud,8 nor permit one
to enrich himself at the expense of others,9 otherwise its acceptability is impaired.10
REGISTRATION NOT A MODE
OF ACQUIRING OWNERSHIP
Registration is not a mode of acquiring ownership but is merely a procedure to
establish evidence of title over realty.11 It is a means of confirming the fact of its
existence with notice to the world at large. A certificate of title is not a source of right. It
merely confirms or records a title already existing and vested.12 The mere possession
thereof does not make one the true owner of the property.13
DISTINCTION BETWEEN TITLE
AND CERTIFICATE OF TITLE
Title may be defined briefly as that which constitutes a just cause of exclusive
possession, or which is the foundation of ownership of property. Certificate of title, on
the other hand, is a mere evidence of ownership; it is not the title to the land itself.14

5GR

No. 8936, Oct. 2, 1915, 31 Phil. 590, 31 Phil. 590; see also Ching v. Court of Appeals, GR No. 59731,
Jan. 11, 1990, 181 SCRA 9; National Grains Authority v. Intermediate Appellate Court, GR No. L-68741,
Jan. 28, 1988, 157 SCRA 388.
6Government
7SM

of the Philippine Islands v. Abural, GR No. 14167, Aug. 14, 1919, 39 Phil. 996.

Prime Holdings, Inc. v. Madayag, supra.

8Rodriguez

v. Lim, GR No. 135817, Nov. 30, 2006, 459 SCRA 412; Manlapat v. Court of Appeals, GR No.
125585, June 8, 2005.
9Ibid.
10Ermac

v. Ermac, GR No. 149679, May 30, 2003, 403 SCRA 291.

11Solid

State Multi-Products Corporation v. Court of Appeals, GR No. 83383, May 6, 1991, 196 SCRA 630;
Vagilidad v. Vagilidad, GR No. 161136, Nov. 16, 2006, 507 SCRA 94.
12Tiro

v. Phil Estates Corporation, GR No. 170528, Aug. 26, 2008 563 SCRA 309.

13Borromeo
14Castillo

v. Descallar, supra.

v. Escutin, GR No. 171056, March 13, 2009, 581 SCRA 258.

!3
REGISTRATION OF LANDS:
GOVERNING LAW
PD No. 1529 (Property Registration Decree) issued on June 11, 1978 covers both
ordinary and cadastral registration proceedings, and supersedes Act No. 496 (Land
Registration Act) which took effect on February 1, 1903. Act No. 2259, or the Cadastral
Act, governs cadastral proceedings.
Section 48(b), CA No. 141 (Public Land Act) governs the procedure for the
judicial confirmation of imperfect of incomplete titles over public lands.
REGISTRATION UNDER PD 1529 IS
A PROCEEDING IN REM
A land registration is a proceeding in rem and jurisdiction in rem cannot be
acquired unless there be constructive seizure of the land through publication and service
of notice.15
CLASSIFICATION OF LANDS
Lands of the public domain are classified into (1) agricultural, (2) forest or timber,
(3) mineral lands, and (4) national parks. With the exception of agricultural lands, all
other natural resources shall not be alienated.16
Sec. 48(b) of CA 141, as amended, applies exclusively to alienable and disposable
public agricultural land. Possession of inalienable public lands, no matter how long,
cannot ripen into private ownership.
SEC. 9. For the purpose of their administration and disposition, the lands of the
public domain alienable or open to disposition shall be classified, according to the use
or purposes to which such lands are destined, as follows:
(a) Agricultural;
(b) Residential, commercial, industrial, or for similar productive purposes;
(c) Educational, charitable, or other similar purposes; and
(d) Reservations for town-sites and for public and quasi-public uses. (CA No.
141 or the Public Land Act).

NON-REGISTRABLE PROPERTIES
Property is either of public dominion or of private ownership.17 The following
15Republic
16

v. Court of Appeals and Ribaya, GR No. 113549, July 5, 1996, 258 SCRA 223.

Secs. 2 and 3, Art. XII, Constitution.

17Art.

419, Civil Code.

!4
things are property of public dominion:
(1) Those intended for public use, such as roads, canals, rivers, torrents, ports and bridges
constructed by the State, banks, shores, roadsteads and others of similar character;
(2) Those which belong to the State, without being for public use, and are intended for
some public service or for the development of the national wealth.18

The following properties are outside the commerce of men and may not be
disposed of or registered: lands for public use or public service, forest lands, mineral,
foreshore lands, swamplands, mangrove lands, watershed, rivers and creeks,
seashore, reclaimed and public reservation.
Foreshore lands, or that part of the land adjacent to the sea which is alternately
covered and left dry by the ordinary flow of the tides, belong to the State.19 They
can only be disposed of under a foreshore lease or revocable permit application filed
with the Lands Management Bureau.
In the case of Republic v. Court of Appeals and Republic Real Estate
Corporation,20 the Court held that foreshore lands are lands of public dominion intended
for public use. So too are lands reclaimed by the government by dredging, filling, or other
means.
In Republic v. Court of Appeals and Morato,21the Court held that when the sea
moved towards the estate and the tide invaded it, the invaded property became
foreshore land and passed to the realm of the public domain.
Only when actually reclaimed from the sea can submerged areas be classified as
public agricultural lands, which under the Constitution are the only natural resources that
the State may alienate. Once reclaimed and transformed into public agricultural
lands, the government may then officially classify these lands as alienable or
disposable lands open to disposition. Thereafter, the government may declare these
lands no longer needed for public service. Only then can these reclaimed lands be
considered alienable or disposable lands of the public domain and within the
commerce of man.22

18Art.
19

420, ibid.

Republic v. Court of Appeals, 299 SCRA 199.

20Supra.
21GR

No. 100709, Nov. 14, 1997, 281 SCRA 639.

22Chavez

v. Public Estates Authority, supra.

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Forest and mineral lands are public lands not subject to private ownership.
Subsequent release of forest lands as A and D lands does not validate the grant.23
A forested area classified as forest land of the public domain does not
lose such classification simply because loggers or settlers may have stripped it of
its forest cover. x x x The classification is descriptive of its legal nature or
status and does not have to be descriptive of what the land actually looks
like. Unless and until the land classified as forest is released in an official
proclamation to that effect so that it may form part of the disposable agricultural
lands of the public domain, the rules on confirmation of imperfect title do not
apply.

Minerals found in public or even private land belong to the State.24 In a

resolution dated December 1, 2004, the Supreme Court in La Bugal-Blaan Association v.
Ramos25 held that all mineral resources are owned by the State and their
exploration, development and utilization must always be subject to the full control
and supervision of the State.
In Republic v. Court of Appeals and De la Rosa,26 Justice Cruz said that the
Regalian doctrine reserves to the State all natural wealth that may be found in the bowels
of the earth even if the land where the discovery is made be private. Thus, if a person is
the owner of agricultural land in which minerals are discovered, his ownership of
such land does not give him the right to extract or utilize the said minerals without
the permission of the State to which such minerals belong.
Land inside a military or naval reservation cannot be registered.27 the
Calumpang Point Naval Reservation, can not be subject to occupation, entry or
settlement. The government, through the Bases Conversion Development Authority
(BCDA), has title and ownership over Fort Bonifacio.To segregate portions of the public
domain as a military reservation, all that is needed is a presidential proclamation to that
effect.

23

Ituralde v. Falcasantos, 301 SCRA 293; Reyes v. Court of Appeals, 295 SCRA 296.

24

Republic v. Court of Appeals and Dela Rosa, 160 SCRA 228.

25GR

No. 127882, Dec. 1, 2004, 445 SCRA 1.

26GR

No. L-43938, April 15, 1980, 160 SCRA 228.

27

Republic v. Southside Homeowners Association, Inc. GR No. 156951, Sept. 2, 2006.

!6
Navigable rivers cannot be appropriated and registered,28 and so are lakes,29
watersheds30 and mangrove swamps.31
WHO MAY APPLY FOR REGISTRATION
Under Section 14, PD No. 1529, the following may apply for registration:
(1)

(2)
(3)
(4)

Those who by themselves or their predecessors-in-interest have been in

open, continuous, exclusive and notorious possession and occupation of
alienable and disposable lands of the public domain under a bona fide
claim of ownership since June 12, 1945, or earlier.
Those who have acquired ownership of private lands by prescription under
the provisions of existing laws.
Those who have acquired ownership of private lands or abandoned river
beds by right of accession or acquired under existing laws;
Those who have acquired ownership of land in any other manner provided
for by law.

Under Section 48(b) of CA No. 141 (Public Land Act), it is provided as follows:
Those who by themselves or through their predecessors-in-interest have been in
the open, continuous, exclusive and notorious possession and occupation of alienable and
disposable land of the public domain, under a bona fide claim of acquisition of
ownership, since June 12, 1945 or prior thereto may apply for the confirmation of
imperfect or incomplete title.

NO SUBSTANTIAL DIFFERENCE BETWEEN

SEC. 14(1), PD No. 1529 and SEC. 48(b), CA NO. 141
There is no substantial difference between Sec. 14(1) of PD No. 1529 and Sec.
48(b) of CA No. 141. In both, the applicant must show that (1) the land is alienable and
disposable (A and D) public agricultural land; and (2) he has been in open, continuous
exclusive and notorious possession thereof under a bona fide claim of ownership since

28

Republic v. Sioson, 9 SCRA 533.

29

Pelbel Manufacturing Corporation v. Court of Appeals, GR No. 141325, July 31, 2006; Republic v. Court
of Appeals and Del Rio, 131 SCRA 532.
30

Sta. Rosa Development Corporation v. Court of Appeals, 367 SCRA 175.

31

Sec. 4, RA No. 8550.

!7
June 12, 1945, or prior thereto.32 Both refer to original registration proceedings, are
against the whole world, and the decree of registration for both is conclusive and final.
ONLY FILIPINO CITIZENS MAY ACQUIRE
LANDS OF THE PUBLIC DOMAIN
On the basis of their capacity to acquire or hold lands of the public domain, the
following may acquire private lands:
(1) Filipino citizens;
(2) Filipino corporations and association as defined in Section 2, Article XII
of the Constitution; and, by exception,
(3) Aliens but only be hereditary succession; and
(4) A natural-born citizen of the Philippines who has lost his citizenship can
both acquire or hold lands of the public domain, the limitation being
up to a maximum of 5,000 square meters if urban land, or 3 hectares if r u r a l
land.33
Private land may be transferred only to individuals or entities qualified to acquire
or hold lands of the public domain. Only Filipino citizens or corporations at least 60%
of the capital of which is owned by Filipinos are qualified to acquire or hold lands of the
public domain. The fundamental law explicitly prohibits non-Filipinos from acquiring or
holding title to private lands, except only by way of legal succession or if the acquisition
was made by a former natural-born citizen.34 Aliens, however, may lease private lands.35
CAPACITY TO ACQUIRE LAND IS
DETERMINED AT THE TIME OF ITS
ACQUISITION, NOT REGISTRATION
The time to determine whether a person acquiring land is qualified is the time the
right to own it is acquired. Thus, a naturalized Canadian citizen who, while still a
natural-born Filipino, acquired land from a vendor who had already complied with the
requirements of registration prior to the purchase, can validly register his title to the land
32

Republic v. San Lorenzo Development Corporation, GR No. 170724, Jan. 29, 2007; Reyes v. Republic,
GR No. 141924, Jan. 23, 2007; Republic v. Manna Properties, GR No. 146527, Jan. 31, 2005, 450 SCRA
247..
33

Bernas, The 1987 Constitution, A Reviewer Primer, 2000 ed., 515; Sec. 8, Art. XII, Constitution; RA
No. 7042, as amended by RA No. 8179.
34

35

Borromeo v. Descallar, GR No. 159310, Feb. 24, 2009.

Ong Ching Po v. Court of Appeals, 239 SCRA 341; Krivenko v. Register of Deeds, 79 Phil. 461;
Philippine Bank of Commerce v. Lui She, 21 SCRA 52.

!8
even if at the time of the filing of his application he was already an alien.36 He already
had a vested right to the land.
REQUIREMENTS FOR REGISTRATION
UNDER SEC. 48(B), PLA, IN RELATION
TO SEC. 14(1), PRD
Originally, Section 48(b) of CA No. 141 provided for the possession and
occupation of lands of the public domain since July 26, 1984. This was superseded by
RA No. 1942 which provided for a simple 30-year prescriptive period of occupation by
an applicant for judicial confirmation of an imperfect title. The law, however, has been
amended by PD No. 1073, approved on January 25, 1977, which now requires possession
since June 12, 1945 or prior thereto.37
In Malabanan v. Court of Appeals,38 decided April 29, 2009, the Court en banc
reiterated the rule in Republic v. Court of Appeals and Naguit39 that since Section 48(b)
(in relation to Section 14[1]) merely requires possession since 12 June 1945 and does not
require that the lands should have been alienable and disposable during the entire period
of possession, the possessor is entitled to secure judicial confirmation of his title thereto
as soon as it is declared alienable and disposable, subject to the timeframe imposed by
Section 47 of the Public Land Act.40
ACQUISITION OF PRIVATE LAND
BY PRESCRIPTION
On the other hand, Section 14(2) must be considered in relation to the rule on
prescription under the Civil Code as a mode of acquiring ownership of patrimonial
property. Public domain lands become only patrimonial property not only with a
declaration that these are alienable or disposable. There must also be an express
government manifestation that the property is already patrimonial or no longer
retained for public service or the development of national wealth, under Article 422
of the Civil Code. And only when the property has become patrimonial can the

36

Republic v. Court of Appeals and Lapia, 235 SCRA 567.

37

Tan v. Republic, GR No. 177797, Dec. 4, 2008; Secretary of the Department of Environment and
Natural Resources v. Yap, GR No. 173775, Oct. 8, 2008; Republic v. Sarmiento, GR No. 169397, March
13, 2007; Republic v. Herbieto, GR No. 156117, 26 May 26, 2005, 459 SCRA 183; Republic v. Doldol, 295
SCRA 359. See also RA No. 6940, dated March 28, 1990.
38

GR No. 179987

39

448 SCRA 442.

40

Emphasis supplied.

!9
prescriptive period for the acquisition of property of the public dominion begin to
run.41
Under ordinary acquisitive prescription, a person acquires ownership of a
patrimonial property through possession for at least ten (10) years, in good faith and
with just title. Under extraordinary acquisitive prescription, a persons
uninterrupted adverse possession of patrimonial property for at least thirty (30)
years, regardless of good faith or just title, ripens into ownership.42
ACQUISITION OF PRIVATE LAND
BY RIGHT OF ACCESSION OR
ACCRETION
River beds which are abandoned through the natural change in the course of
the waters ipso facto belong to the owners whose lands are occupied by the new
course in proportion to the area lost.43 However, the owners of the lands adjoining the
old bed shall have the right to acquire the same by paying the value thereof, which value
shall not exceed the value of the area occupied by the new bed.
To the owner of lands adjoining the bank rivers belong to the accretion which
they gradually receive from the effects of the current of the waters.44 Article 457 of
the Civil Code requires that the deposit be gradual and imperceptible; that it be made
through the effects of the current of the water; and that the land where accretion takes
place is adjacent to the banks of rivers.
However, the accretion does not automatically become registered land just
because the lot which receives such accretion is covered by a Torrens title. There
must be a separate action for the registration thereof.45
Alluvial formation along the seashore is part of the public domain and is not open
to acquisition by adverse possession, unless subsequently declared as no longer needed
for coast guard service, for public use or for special industries.46

41

Malabanan v. Court of Appeals, GR No. 179987, April 29, 2009.

42

Id.

43

Art. 461, Civil Code.

44 Art.

457, ibid.

45

Grande v. Court of Appeals, 5 SCRA 524.

46

Ignacio v. Director of Lands, 108 Phil. 335.

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PRIVATE CORPORATIONS DISQUALIFIED
FROM ACQUIRING PUBLIC LANDS
A private corporation may not hold alienable lands of the public domain except by
lease not to exceed 1,000 hectares.47 The rule does not apply where at the time the
corporation acquired the land, the same was already private land as when it was
possessed by its predecessor in the manner and for such length of time as to entitle the
latter to registration.48
If the predecessors-in-interest of the corporation have been in possession of the
land in question since June 12, 1945, or earlier, then it may rightfully apply for
confirmation of title to the land.49 In Director of Lands v. Intermediate Appellate Court
and Acme,50 it was held that a private corporation may apply for judicial confirmation of
the land without need of a separate confirmation proceeding for its predecessors-ininterest first.51
PUBLICATION, MAILING AND NOTICE
Within five days from the filing of the application for registration, the court shall
issue an order setting the date and hour of initial hearing which shall not be earlier than
45 days nor later than 90 days from date of the order.52 The public is given notice of the
initial hearing by (a) publication once in the Official Gazette and once in a newspaper of
general circulation; (b) mailing, and (c) posting. Publication in the OG shall be sufficient
to confer jurisdiction.53 However, publication of the notice in a newspaper of general
circulation remains an indispensable requirement consistent with procedural due
process.54

47

Sec. 3, Art. XII, Constitution.

48

Republic v. Intermediate Appellate Court and ACME, 146 SCRA 509.

49Republic
50GR

v. Iglesia ni Cristo, GR No. 180067, June 30, 2009, 591 SCRA 438.

No. 73002, Dec. 29, 1986, 230 Phil. 590.

51Republic

v. Manna Properties, Inc., supra.

52

Sec. 23, PD No. 1529.

53

Sec. 24, PD No. 1529.

54

Roxas v. Court of Appeals, 63 SCRA 302; Director of Lands v. Court of Appeals and Abistado, 27 SCRA
276.

!11
If amendment of the application is made to include additional area, a new
publication of the amended application must be made, but not when the amendment
consists in the exclusion of a portion form the area originally applied for.55
OPPOSITION
Any person, whether named in the notice or not, may appear and file and
opposition, based on right of dominion or some other real right, to the application for
registration.56 The absence of opposition does not justify outright registration. Since the
presumption is that all lands belong to the State, the applicant has the burden of proving
his imperfect right or fee simple title to the land applied for.57 The failure of the
government to file an opposition, despite receipt of notice, does not deprive it of its right
to appeal a decision adjudicating the land as private property.58
IDENTITY OF THE LAND
As required by Section 17 of PD No. 1529, the application for registration must
be accompanied by a survey plan of the land duly approved by the Director of Lands
(now Regional Technical Director, Lands Management Bureau), together with the
applicants muniments of title. No plan or survey may be admitted in land registration
proceedings until approved by the Director of Lands.
EVIDENCE OF POSSESSION
Under Section 48(b) of CA No. 141 and Section 14(1) of PD No. 1529, the
reckoning point of possession is June 12, 1945.59 It is only necessary that the land is
already classified as A and D land at the time of the filing of the application for
registration.60
Possession must be open, continuous, exclusive and notorious under a bona fide
claim of ownership since June 12, 1945 or earlier.61 Acts of a possessory character by
55

Benin v. Tuason, 57 SCRA 531.

56

Sec. 27 PD No. 1529.

57

Director of Lands v. Agustin, 42 Phil. 227.

58

Regalado v. Republic, GR No. 168155, Feb. 15, 2007.

59Del

Rosario-Igtiben v. Republic, GR No. 158449, Oct. 22, 2004, 441 SCRA 188..

60Malabanan

61

v. Republic, GR No. 179987, April 29, 2009, 587 SCRA 172.

Sec. 14(1), PD No. 1529; Sec. 48(b), CA No. 141, as amended; Tan v. Republic, GR No. 177797, Dec. 4,
2008; Republic v. Herbieto, GR No. 156117, 26 May 2005, 459 SCRA 183

!12
virtue of a license or mere tolerance on the part of the real owner are not sufficient.62
Mere casual cultivation of land, the raising of cattle or grazing of livestock without
substantial enclosures or other permanent improvements do not constitute exclusive and
notorious possession under claim of ownership63
TAX DECLARATIONS AND
TAX RECEIPTS
Tax declarations and payment of taxes are not conclusive proof of ownership but
have strong probative value when accompanied by proof of actual possession or
supported by other effective proof.64 Declaring land for taxation purposes and visiting it
every once in a while do not constitutes acts of possession.65 Tax declarations are not
evidence of the right of possession unless supported by the other effective proof. But
they constitute proof that the holder has claim of the title over the property.66
JUDGMENT; DECREE OF REGISTRATION
Within 15 days from entry of judgment, the court shall issue an order directing the
Land Registration Authority (LRA) to issue a decree of registration and certificate of
title.67
While the judgment becomes final 15 days from receipt of notice of the judgment
(as to the government, period of appeal shall be reckoned from receipt of the decision by
the Solicitor General who represents the government in all registration proceedings),68 the
court nevertheless retains jurisdiction over the case until after the expiration of one year
from the issuance of the decree of registration;69 hence, the case may still be reopened
and the decision set aside when granted.70

62

Seminary of San Carlos v. Municipality of Cebu, GR No. L-4641, March 13, 1911, 19 Phil.32.

63Municipality
64

of Santiago v. Court of Appeals, 120 SCRA 734; Director of lands v. Reyes, 68 SCRA 177.

Tan v. Republic, GR No. 177797, Dec. 4, 2008; Municipality of Santiago v. Court of Appeals, id.

65Director

of Lands v. Intermediate Appellate Court, 209 SCRA 214.

66

Municipality of Antipolo v. Zapanta, 133 SCRA 820; Masagana v. Argamora, 109 SCRA 53; Director of
lands v. Reyes, 68 SCRA 177.
67

Sec. 30, PD No. 1529)

68

Sec. 1 (e), PD No. 478; Republic v. Sayo, 191 SCRA 71.

69

Gomez v. Court of Appeals, 168 SCRA 503.

70

Cayanan v. De los Santos, 21CRA 1348.

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REMEDIES CONSEQUENT TO
FRAUDULENT OR IRREGULAR
REGISTRATION
The aggrieved party has a number of remedies to question the validity of the
decision. These include the remedies of new trial or reconsideration under Rule 37 of
the Rules of Court, relief from judgment under Rule 38, or appeal to the Court of
Appeals or Supreme Court pursuant to Section 33, PD No. 1529.
Under the property Registration Decree, the remedies consequent to fraudulent or
irregular registration are: review of decree under Section 32; reconveyance under Secs.
53 and 96; damages under Sec. 32; claim against the Assurance Fund under Sec. 95;
reversion under Sec. 101, CA No. 141; cancellation of title; quieting of title;
annulment of judgment under Rule 47; and criminal prosecution under the Revised
Penal Code and other special laws.

Petition for review of decree. (Sec. 32, PD No. 1529)

In Eland Philippines, Inc. v. Garcia,71 the Supreme Court, quoting Agcaoili,

Property Registration Decree and Related Laws (Land Titles and Deeds), stressed that
courts may reopen proceedings already closed by final decision or decree when an
application for review is filed by the party aggrieved within one year from the issuance
of the decree of registration. However, the basis of the aggrieved party must be
anchored solely on actual fraud.
It has been ruled that the petition may be filed at any time after the rendition
of the courts decision and before the expiration of one year from the entry of the
final decree of registration for, as noted in Rivera v. Moran,72 there can be no possible
reason for requiring the complaining party to wait until the final decree is entered before
urging his claim of fraud.
The rule on the incontrovertibility and indefeasibility of a Torrens title after
one year from entry of the decree of registration is equally applicable to titles
acquired through homestead or free patents.73 It has been held that the date of
issuance of the patent corresponds to the date of the issuance of the decree in ordinary
registration cases

71GR

No. 173289, Feb. 17, 2010, per Justice Peralta.

72GR

No. 24568, March 2, 1926, 48 Phil. 836.

73Iglesia

ni Cristo v. CFI of Nueva Ecija, GR No. L-35273, July 25, 1983, 208 Phil. 441.

!14
Under the Torrens system of registration, the Torrens becomes indefeasible and
incontrovertible one year from the issuance of the final decree and is generally conclusive
evidence of the ownership.74 The rule on the inconvertibility and indefeasibility of a
Torrens title after one year from entry of the decree of registration is equally applicable to
title acquired through homestead or free patents.75 Only extrinsic or collateral, as
distinguished form intrinsic, fraud is a ground for annulling a judgment.
To avail of a petition for review, the following requisites must be satisfied: (a) the
petitioner must have an estate or interest in the land; (b) he must show actual fraud in the
procurement of the decree of registration; (c) the petition must be filed within one (1)
year from the issuance of the decree by the Land Registration Authority; and (d) the
property has not yet passed to an innocent purchaser for value.76
Extrinsic fraud refers to any fraudulent act of the successful party in a
litigation which is committed outside the trial of a case against the defeated party, or
his agents, attorneys or witnesses, whereby said defeated party is prevented from
presenting fully and fairly his side of the case. On the other hand, intrinsic fraud
refers to acts of a party in a litigation during the trial, such as the use of forged
instruments or perjured testimony, which did not affect the presentation of the case,
but did prevent a fair and just determination of the case.

* Reconveyance.

(Sec. 96 PD No. 1529)

Reconveyance does not aim to reopen proceedings but only to transfer or

reconvey the land from registered owner to the rightful owner.77 Reconveyance is
available in case of registration of property procured by fraud thereby creating a
constructive trust between the parties.78
To warrant a reconveyance of the land, the following requisites must concur:
(a)the action must be brought in the name of a person claiming ownership or
dominical right over the land registered in the name of the defendant;
(b)the registration of the land in the name of the defendant was procured
through fraud or other illegal means;
74

Calalang v. Register of Deeds, 231 SCRA 88 (1992)

75

Iglesia ni Cristo v. CFI of Nueva Ecija, GR No. L-35273, July 25, 1983, 208 Phil. 441.

76

Walstrom v. Mapa, GR No. 38387, Jan. 29, 1990, 181 SCRA 431.

77

Bautista-Borja v. Bautista, GR No. 136197, Dec. 10, 2008; Daclag v. Macahilig, GR No. 159578, July
28, 2008; Esconde v. Barlongay, 152 SCRA 603; Rodriguez v. Toreno, 79 SCRA 356.
78

Huang v. Court of Appeals, GR No. 198525, September 13, 1994.

!15
(c)the property has not yet passed to an innocent purchaser for value; and
(d)the action is filed after the certificate of title had already become final and
incontrovertible but within four years from the discovery of the fraud,79 or
not later than 10 years in the case of an implied trust.80
A petition for review and action for reconveyance are no longer available if
the property has already been transferred to an innocent purchaser for value.
PURCHASER IN GOOD FAITH
Section 32 of PD No. 1529 provides that in no case shall such (petition for review)
be entertained by the court where an innocent purchaser for value has acquired the land
or an interest therein, whose rights may be prejudiced.
An innocent purchaser for value is one who buys the property of another without
notice that some other person has a right to or interest in it, and who pays a full and fair
price at the time of the purchase or before receiving any notice of another persons
claim.81
A person dealing with registered property need not go beyond, but only has to rely
on, the title. He is charged with notice only of such burdens and claims which are
annotated on the title, for registration is the operative act that binds the property.82
The rule of caveat emptor requires the purchaser to be aware of the supposed title of
the vendor and one who buys without checking the vendors title takes all the risks and
losses consequent to such failure.
Article 1544 of the Civil Code provides that, as regards immovable property,
ownership shall belong to the person acquiring it who in good faith first recorded the sale
in the Registry of Property.
In Cruz v. Bancom Finance Corporation, the adverse claim and the notice of lis
pendens were annotated on the title on October 30, 1979 and December 10, 1979,
respectively; the real estate mortgage over the subject property was registered by
79

Balbin v. Medalla, GR No. L-46410, Oct. 30, 1981, 108 SCRA 666, which held that: An action for
reconveyance of real property resulting from fraud may be barred by the statute of limitations, which
requires that the action shall be filed within four (4) years from the discovery of the fraud.
80New

Regent Sources, Inc. v. Tanjuatco, GR No. 168800, April 16, 2009, 585 SCRA 329, citing Walstrom
v. Mapa, GR No. 38387, Jan. 29, 1990, 181 SCRA 431; Kionisala v. Dacut, GR No. 147379, Feb. 27,
2002, 378 SCRA 206.
81Rosales

v. Burgos, GR No. 143573, Jan. 30, 2009, 577 SCRA 264.

82Unchuan

v. Court of Appeals, GR No. 78775, May 31, 1988, 161 SCRA 710.

!16
respondent only on March 14, 1980. The Court stated that the prior registration of a lien
created a preference. Even a subsequent registration of the prior mortgage will not
diminish this preference, which retroacts to the date of the annotation of the notice of lis
pendens and the adverse claim.
The phrase innocent purchaser for value in Section 32 of the Property Registration
Decree includes an innocent lessee, mortgagee, or other encumbrancer for value.83 But
unlike private individuals, banks are expected to exercise greater care and prudence in
their dealings, including those involving registered lands. A banking institution is
expected to exercise due diligence before entering into a mortgage contract.
In St. Dominic Corporation v. Intermediate Appellate Court,84 the Court, held that
where a Torrens title was issued as a result of regular land registration proceedings and
was in the name of the mortgagor when given as a security for a bank loan, the
subsequent declaration of said title as null and void is not a ground for nullifying the
mortgage rights of the bank which had acted in good faith.
In Blanco v. Esquierdo,85 it was held that the right or lien of an innocent mortgagee
for value upon the land mortgaged must be respected and protected, even if the
mortgagor obtained his title thereto thru fraud. In this case, upon a complaint filed by the
legal heirs of Maximiano, the trial court ordered the cancellation of TCT No. T-6582 for
having been secured through fraud, and also the cancellation of DBPs mortgage. The
only question is whether the bank is an innocent purchaser for value. The Court answered
in the affirmative. The bank was not a party to the fraud. The certificate of title was in the
name of Fructuosa at the time of the mortgage. Hence, the bank had the right to rely on
what appeared in the certificate and was under no obligation to look beyond the
certificate and investigate. The remedy of the persons prejudiced is to bring an action
for damages against those who caused the fraud, and if the latter are insolvent, an
action may be filed for recovery of damages against the Assurance Fund.
RULE ON DOUBLE SALE OF
IMMOVABLE PROPERTY
Article 1544 of the Civil Code reads:
ART. 1544. If the same thing should have been sold to different vendees, the
ownership shall be transferred to the person who may have first taken possession
thereof in good faith, if it should be movable property.

83Crisostomo

v. Court of Appeals, supra.

84GR

No. 70623, June 30, 1987, 151 SCRA 577.

85GR

No. L-15182,Dec. 29, 1960, 110 Phil. 494.

!17
Should it be immovable property, the ownership shall belong to the person
acquiring it who in good faith first recorded it in the Registry of Property.
Should there be no inscription, the ownership shall pertain to the person who in
good faith was first in possession; and, in the absence thereof, to the person who
presents the oldest title, provided there is good faith.

Between two buyers of the same immovable property registered under the Torrens
system, the law gives ownership priority to: (a) the first registrant in good faith; (b) then,
the first possessor in good faith; and (c) finally, the buyer who in good faith presents the
oldest title. This provision, however, does not apply if the property is not registered under
the Torrens system.86
In Remalante v. Tibe,87 the Court ruled that the civil law provision on double sale is
not applicable where there is only one valid sale, the previous sale having been found to
be fraudulent.
Likewise, in Espiritu and Espiritu v. Valerio,88 where the same parcel of land was
purportedly sold to two different parties, the Court held that despite the fact that one deed
of sale was registered ahead of the other, Art. 1544 of the Civil Code will not apply where
said deed is found to be a forgery, the result of this being that the right of the other
vendee should prevail.89 The rule that where two certificates purport to include the same
land, the earlier in date prevails, is valid only absent any anomaly or irregularity tainting
the process of registration.90
Moreover, it is an established principle that no one can give what one does not have
nemo dat quod non habet. Accordingly, one can sell only what one owns or is
authorized to sell, and the buyer can acquire no more than what the seller can transfer
legally.
In a number of cases, an action for reconveyance has been treated as an action to
quiet title.91
FORGED DEED MAY BE THE ROOT
OF A VALID TITLE

86Abrigo

v. De Vera, GR No. 154409, June 21, 2004, 432 SCRA 544.

87GR

No. L-59514, February 25, 1988, 158 SCRA 138.

88GR

No. L-18018, Dec 26, 1963, 119 Phil. 69.

89Fudot

v. Cattleya Land, Inc., GR No. 171008, Sept. 13, 2007, 533 SCRA 350.

90Mathay
91Ney

v. Court of Appeals, GR No. 15788, Sept. 17, 1988, 295 SCRA 556.

v. Quijano, GR No. 178609, Aug. 4, 2010, and cases cited therein.

!18
Generally, a forged or fraudulent deed is a nullity and conveys no title.92 But a
fraudulent or forged document of sale may become the root of a valid title if the
certificate of title has already been transferred from the name of the true owner to the
name of the forger or the name indicated by the forger, and while it remained that way,
the land was subsequently sold to an innocent purchaser.93
ACTION FOR RECONVEYANCE MAY
BE BARRED BY PRESCRIPTION
1.
2.
3.
4.

Action based on fraud - four years

Action based on implied trust - ten years
Action based on a void contract imprescriptible
Action to quiet title where plaintiff is in possession imprescriptible

LACHES MAY BAR RECOVERY

Where a court of equity finds that the position of the parties has to change that
equitable relief cannot be afforded without doing injustice, or that the intervening rights
of third persons may be destroyed or seriously impaired, it will not exert its equitable
powers in order to save one from the consequences of his own neglect.94 This is the basic
principle of laches which may bar recovery for ones neglect or inaction.

* Action for damages.

This action may be filed against applicant or person responsible for the fraud
where reconveyance is no longer possible as when the land has been transferred to an
innocent purchaser for value.95

* Action for compensation from the Assurance Fund.

The requisites for recovery are: (a) a person sustains loss or damage, or is
deprived by any estate or interest in land; (b) on account of the bringing of land under the
Torrens system; (c) through fraud, error, omission, mistake or misdescription in the

92

Sec. 53, PD No. 1529.

93

Solivel v. Francisco, GR No. 51450, Feb. 10, 1989, 170 SCRA 218; Duran v. Intermediate Appellate
Court, GR No. L-64159, Sept. 10, 1985, 138 SCRA 489; Director of Lands v. Addison, GR No. 23148,
March 25, 1926, 49 Phil. 19.
94Lucas

95

v. Gamponia, GR No. L-9335, Oct. 31, 1956, 100 Phil. 277.

Ching v. Court of Appeals, 181 SCRA 9)

!19
certificate of entry in the registration book; (d) without negligence on his part, and (e) is
barred from bringing an action for recovery of the land.96

* Reversion.
The action is instituted by the government, through the Solicitor General, in all
cases where lands of public domain are held in violation of the Constitution97 or were
fraudulently obtained.98

* Annulment of Judgment.
A petition for annulment by the Court of Appeals of judgments or final orders of
Regional Trial Court for which the ordinary remedies of new trial, appeal, etc. are no
longer available must be based on (a) extrinsic fraud, and (b) lack of jurisdiction.99 A
petition for annulment of judgment based on extrinsic fraud must be filed within four (4)
years from its discovery; and if based on lack of jurisdiction, before it is barred by laches
or estoppel.100
In Yujuico v. Republic,101 the Court ruled that the action of the government for
reversion on the ground that the land was part of the Manila Bay was improperly filed
with the RTC as the action should have been filed with the Court of Appeals pursuant to
Rule 47 of the Rules of Court governing annulment of judgments of RTCs.
CERTIFICATE OF TITLE
A certificate of title is conclusive of ownership. It enjoys the presumption of
validity. Registration does not vest title: It is not a mode of acquiring ownership.102 It
does not give any person any better title than what he lawfully has.103 Registration is

96

Sec. 95, PD No. 1529.

97

Sec. 35, Chapter XII, Title III, EO No. 292.

98

Hermosilla v. Remoquillo, GR No. 167320, Jan. 30, 2007.

99

Rule 47. Rules of Court.

100

Section 3, id.; Galicia v. Manliquez, GR No. 155785, April 13, 2007.

101

GR No. 168861, Oct. 26, 2007, citing Agcaoili, Property Registration Decree and Related Laws.

102

Dela Cruz v. Court of Appeals, 298 SCRA 172; Cabrera v. Court of Appeals, 267 SCRA 339; Avila v.
Tapucar, 201 SCRA 148.
103

Legarda v. Saleeby, 31 Phil. 590.

!20
merely a system of registration of titles to lands.104 A certificate of title is an indefeasible
title and is conclusive as to the ownership of the registrant,105 the identity of the land,106
and its location.107
REGISTERED LAND NOT SUBJECT
TO PRESCRIPTION
No title to registered land in derogation of the title of the registered owner shall be
acquired by prescription or adverse possession.108 Prescription is unavailing not only
against the titled owner but also against his heirs.109 But ownership may be lost through
laches110 which is failure or neglect to assert a right for an unreasonable length of time.111
CERTIFICATE NOT SUBJECT
TO COLLATERAL ATTACK
A certificate of title is not subject to collateral attack. It cannot be altered,
modified, or cancelled except in a direct proceeding.112 Thus, in a complaint for recovery
of possession, defendant cannot raise in the action the validity of plaintiffs title.113 There
must be a direct attack on the title via a separate action; but a direct attack may be made
in a counterclaim or third-party complaint.114
REPLACEMENT OF LOST OR
DESTROYED CERTIFICATE
Section 109, PD No. 1529, governs the procedure for the replacement of a lost or
destroyed owners duplicate certificate of title. Where the owners duplicate copy is not

104

Garcia v. Court of Appeals, 312 SCRA 180; Republic v. Court of Appeals, 301 SCRA 366.

105

Tan v. Bantegui, GR No. 154027, Oct. 24, 2005.

106

Demasiado v. Velasco, 71 SCRA 105.

107

Odsigue v. Court of Appeals, 233 SCRA 626.

108

Sec. 47, PD No. 1529.

109

Barcelona v. Barcelona, 100 Phil. 251; Guinoo v. Court of Appeals, 97 Phil. 235.

110

Lucas v. Gamponia, 100 Phil. 277.

111

Cabrera v. Court of Appeals, 267 SCRA 339.

112

Sec. 48, PD No. 1529; Tapuroc v. Loquellano, GR No. 152007, Jan. 22, 2007.

113

Ybaez v. Intermediate Appellate Court, 194 SCRA 743.

114

Leyson v. Bontuyan, GR No. 156357, Feb. 18, 2005.

!21
in fact lost or destroyed, a petition for the purpose is unwarranted as the court has no
jurisdiction over the petition.115
RECONSTITUTION OF LOST OR
DESTROYED CERTIFICATE
Reconstitution denotes restoration of the certificate of title allegedly lost or
destroyed in its original form and conditions: it does not pass upon the question of
ownership.116 For an order of reconstitution to issue, the following elements must be
present:
(1) the certificate of title has been lost or destroyed;
(2) the petitioner is the registered owner or has an interest therein; and
(3) the certificate of title is in force at the time it was lost or destroyed.117
Reconstitution is governed by RA No. 26 in relation to Section 110 of PD No.
1529. Administrative reconstitution is also governed by RA No, 26, as amended by RA
No. 6732, dated July 17, 1989.
The requirements of Sections 2 and 3, RA No. 26 are almost identical. The
enumerated requirements are documents from official sources which recognize the
ownership of the owner and his predecessors-in-interest.
The phrase any other
document in paragraph (f) of Sections 2 and 3 refers to documents similar to those
enumerated.118
Courts have no jurisdiction over petitions for reconstitution of allegedly lost or
destroyed titles over lands that are already covered by duly issued subsisting titles in
the names of their duly registered owners.119
ADVERSE CLAIM
An adverse claim is registered by filing with the Register of Deeds a sworn
petition starting the basis of the right claimed.120 The duty of the Register of Deeds to
115Camitan

vs. Court of Appeals, GR No. 128099, Dec. 20, 2006.

116

Republic v. Santua, GR No. 155703, Sept. 8, 2008; Layos v. Fil-Estate Golf and Development
Corporation, GR No. 150470, Aug. 6, 2008; Pinote vs. Dulay, 187 SCRA 12.
117

Layos v. Fil-Estate Golf and Development Corporation, GR No. 150470, Aug. 6, 2008.

118

Republic v. Lagramada, GR No. 150741, June 12, 2008; Republic v. Santua, supra.;

119

Manotok v. Barque, GR No. 162335, Dec. 18, 2008.

120

Sec. 70, PD No. 1529.

!22
record the same on the title of ministerial.121 The notice of adverse claim is to apprise
third person that there is controversy over the ownership of the land, such that any
transaction regarding the land is subject to the outcome of the dispute.122
An adverse claim is not ipso facto cancelled upon the lapse of the thirty days from
its registration. There must be a petition for the purpose to afford the adverse claimant an
opportunity to be heard.123
NOTICE OF LIS PENDENS
A notice of lis pendens should contain (1) a statement of the institution of the
action or proceeding; (2) the court where the same is pending; (3) the date of its
institution; (4) a reference to the number of the certificate of title; and (5) an adequate
description of the land affected and its registered owner.124 The notice is not a lien or
encumbrance on the property, but simply a notice to prospective buyers or to those
dealing with the property that it is under litigation.125 The litigation must involve the title
to, or the use or occupation of, a specific property. It does not apply where the object of
the suit is money judgment, or proceedings for the probate of will or administration of the
estate of a deceased person, levy on execution or preliminary attachments.126 A notice of
lis pendens subjects the interest of the transferee to the results of the pending suit.
CONSULTA
It is the ministerial duty of the Register of Deeds to register documents presented
to him for registration. (Sec. 10, PD No. 1529). If the Register of Deeds is in doubt as to
the registrability of the document, the remedy is to elevate the matter to the LRA via en
consulta. The same procedure may be availed of by the interested party.127 Appeal from
the LRA decision may be taken to the Court of Appeals.128

Reference:
121

Sajonas v. Court of Appeals, 258 SCRA 79.

122

Ching v. Enrile, GR No. 156076, Sept. 17, 2008; Arrazola v. Bernas, 86 SCRA 279.

123

Sajonas vs. Court of Appeals, supra.

124

Sec. 76, PD No. 1529.

125

Republic v. Ravelo, GR No. 165114, Aug. 6, 2008.

126

Biglang-awa vs. Constantino, 109 Phil. 168.

127 Almirol

128

vs. Register of Deeds of Agusan, 22 SCRA 1152.

Calalang vs. Register of Deeds of Quezon City, 231 SCRA 88.

!23

AGCAOILI, Property Registration Decree and Related Laws (Land Titles and
Deeds), 2011 ed., cited by the Supreme Court as one of the recognized textbooks on
property registration in Eland Philippines Inc. v. Garcia, GR No. 173289, Feb. 17,
2010.